Boulder County Planning Publications
Site Plan Review Process - SPR01

Site Plan Review

A Pre-application Conference is required prior to submitting any Site Plan Review (SPR) application. If the proposed permit or development requires an additional planning process (like Special Review, Limited Impact Special Review, Subdivision Exemption, or Exemption Plat Review), the additional review process shall substitute for the Site Plan Review process, but the SPR standards shall apply to the part of the proposal requiring Site Plan Review.

Site Plan Review Facts

Site Plan Review, described in Section 4-800 of the Boulder County Land Use Code, was first adopted in 1993 in response to increased development in the mountains. Soon thereafter, SPR was required for developments in the plains as well. In both areas, Boulder County citizens raised concerns after experiencing the impact of development on natural resources and existing character of the surrounding neighborhood. In particular, many mountain properties have poor access or steep slopes that can lead to erosion problems or wildfire hazards while development in the plains may have an impact on agricultural lands and Boulder County’s rural character. The Site Plan Review process tries to minimize the impacts of new development on a variety of resources through careful site design.

Time and Effort

It is true that SPR adds time to the development process, and it is also true some applicants disagree with the outcome of the process. However, one only needs to compare the impact of most pre-SPR development with post-SPR examples to see the benefit to the county as a whole, and often for the landowner.

Limits of SPR

It is a misconception that the county can prohibit building on a legal building lot through the SPR process. The county cannot prohibit building through SPR but can require conditions of approval that influence what is built or how construction will occur. Many details of proposed development are evaluated for potential impacts, including structure size, height, location, compatibility with existing structures and design of the applicable neighborhood, and site disturbance. Conditions of approval may be required to minimize, mitigate, or entirely avoid potential negative impacts.

Professional Assistance

Boulder County does not require a professional architect, planner, attorney, engineer, or other agent represent you during the SPR process. We often receive plans drawn up by the property owner and supporting information gathered without professional assistance. However, the complexity of some projects may require professional submittals. Some applicants find that they can complete the majority of the application unassisted but need help with a few technical aspects, such as calculating the cubic yards of earthwork. Other applicants find it easier to hire a professional to submit an application on their behalf.

When is Site Plan Review Required?

Site Plan Review is required in order to issue building permits for development on any vacant parcels, for cumulative increases in floor area of more than 1,000 square feet (residential or nonresidential) over that which existed on the parcel as of September 8, 1998, for any application proposing to utilize Energy Efficiency Improvements or Historic Structures to exceed the zoning district’s maximum Residential Floor Area, and for most changes in use. SPR is also required for grading permits (except for grading as part of normal agricultural or mining practices), and some Floodplain Development Permits.

SPR is required for Telecommunications Facilities that are located on an existing structure and meet the zoning districts height limit (otherwise a Special Use is required), development in a Rural Community District, development within a Natural Land or Natural Area, for New Structures or Additions to Existing Structures of any size on properties with Conservation Easements, or Wildlife Rehabilitation of more than 20 non-domestic animals or with outdoor caging.

Site Plan Review is Not Required if a Permit is only needed for:

• Earthwork that is part of normal agriculture or mining practices.
• Restoration of a building that has been damaged or destroyed by fire, explosion, flood, tornado, riot, act of the public enemy, or accident of any kind (if replacement is applied for within one year of the event).
• Construction work that does not change the use or increase the existing floor area by more than 1,000 square feet, cumulatively over that which existed as of September 8, 1998, unless the resulting residential floor area is greater than the zoning district’s maximum Residential Floor Area.
• Construction of an accessory structure which is less than 1,000 square feet (unless the cumulative threshold above is exceeded, or if the property is in a Natural Landmark, Natural Area, associated 250-foot buffer).
• New structures or additions to existing structures of any size on property over which a conservation easement has been granted if the holder of the conservation easement confirms in writing that the proposed work would not conflict with the terms of the easement and if no other Site Plan Review thresholds apply.

Site Plan Review Fees

A Site Plan Review application requires a non-refundable fee made payable to Boulder County Treasurer; this fee will be applied and invoiced when the application is assigned a docket number (e.g. – SPR-25-1234). Please review the Community Planning & Permitting publication Planning Review Fee Schedule for the current Site Plan Review fees applicable to your proposed project.

An additional Public Notice Sign Deposit (refundable if sign is returned after Site Plan Review process is complete) of $35.00 is required at the time the application fee is invoiced.

Building Permits and SPR

The Community Planning & Permitting Department will accept Building Permit applications at any time during the Site Plan Review process; however, the permit applications will be placed on hold until the Community Planning & Permitting Director’s Determination is final.

The Community Planning & Permitting Department highly encourages applicants to wait until their Site Plan Review is finalized before drafting the construction drawings necessary for Building Permit applications. Please note that, in most instances, Site Plan Review plans are conceptual in nature, whereas Building Permit plans are highly detailed, time consuming and often expensive. Applicants submitting Building Permit applications prior to completing SPR, do so at their own risk, with the understanding that amendments to these plans may be required to comply with the SPR approval.

Your Determination Letter will list a number of conditions which must be met before a Building Permit and/or Certificate of Occupancy are issued.

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